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Tumbarumba Market Update 1st Half 2026

In Q4 2025, Tumbarumba* (which for this report captures sales and rental data in postcode 2653), recorded a median house price of $425,000and a median vacant land price of $215,000.This is an annual (Q4 2024 – Q4 2025)price growth of 18.1%for houses, and a 33.3% increase in house sales (to 24sales in Q4 2025). Vacant land prices have increased in Q4 2025, butwith only 6 sales in the past 12 months (4 residential and 2rural/ primary production land), it is a very small market. There is high demand for houses, an ideal time forowners to capitalise on their investments. Without any new ready-to-sell houses planned, buyers must act fast

Tumbarumba will see approximately $3.3Bofnewprojectscommence constructionbetween2020and2026.

HOUSE SALES YEAR HALF YEAR CHANGE FROM LAST

HOUSE MEDIAN PRICE

HOUSE RENTAL PRICE

LAND SALES

LAND MEDIAN PRICE

MEDIAN PRICE Q4 2025

The largest project to commence is the HumeLink ($3.3B). This significant project is constructed by Transgrid and will involve the construction of a 550kV 365 kilometres transmission line, connecting the towns of Wagga Wagga, Bannaby and Maragle. For Tumbarumba, this project will most likely impact Maragle (25mins away).

This project will benefit regional NSW by creating 1,600construction jobs and opportunities fora wide range of businesses. The HumeLink will further expand the Snowy Hydro Scheme and enable energy sharing in the Eastern States, benefitting residents.

There are few infrastructure projects planned, focusing onimproving bridges in the area. This will improve liveability for locals. Combined with commercial projects this can attract more people to live in Tumbarumba.

There are no new residential projects set to commence construction in 2020-2026.Without any new standalone ready-to-sell stock planned, a house market undersupply is highly likely. This will push median house prices up even further.

AVERAGE VENDOR DISCOUNT*

Average vendor discount reflects the average percentage difference between the first list price and final sold price. A lower percentage difference (closer to 0.0%) suggests that buyers are willing to purchase close to the first asking price of a property.

In the past 12months to Q4 2025, average vendor discounts for houses have tightened to -3.3%. Tumbarumba* is still a buyer’s market, with sellers willing to accept below the first list price. Thatsaid, Q4 2025recorded the tightest average discount to date, suggesting a shift toa seller’s market. Without any new stock commencing between 2020-2026, discounts may tighten further. Thus,buyers must act fast.

The suburb of Tumbarumba* has historically recorded a slightly more affordable market compared to Snowy Valley Local Government Area (LGA) in median house and land prices. 2025# saw median house and land prices in the suburb rising to meet the LGA’s; to becoming on par (land prices) or very close to the LGA’s (house prices).

The dominant proportion of homes sold in Tumbarumba* in 2025# was in the middle price bracket of $400,000to $499,999(42.5%). Thatsaid, 22.5%were sold in the more affordable middle bracket of $300,000to $399,999(22.5%).

The premium market is growing, with 17.5%of houses sold for more than$600,000. Most of the vacantland sold was in the middle price of $200,000to $249,999(50.0%). Overall, there is a house option for all budgets in Tumbarumba*.

MARKET COMPARISON

Tumbarumba House Snowy Valleys LGA House Tumbarumba Land Snowy Valleys LGA Land

The

The main LGA was chosen based on their proximity to the main suburb analysed, which is Tumbarumba.

PRICE BREAKDOWN 2025#

$150,000 to $199,999

$200,000 to $249,999

$250,000 to $299,999

$300,000 and above

market comparison graph provides a comparative trend for the median price of houses and land in the past 5 years.

RENTAL GROWTH 2025€

House rental yields in Tumbarumba¥ was 5.0%in December 2025,higher than Snowy Valley LGA (4.3%) and much higher than Sydney Metro (2.7%). Median house rental price remained stable in the past 12months toQ4 2025, at $450per week. Meanwhile, the number of houses rented increased, by 44.4% in the past 12months, to 13rentals in Q4 2025. There is a highly demanded house rental market in Tumbarumba¥, which benefits investors – especially for those looking for a more affordable investment option to Sydney Metro.

3-bedroom houses have provided investors with +4.6%rental growth annually, achieving a median rent of $408per week.

Tumbarumba¥ recorded a vacancy rate of 1.6%in December 2025,lower than the Snow Valley LGA 2.5% and Sydney Metro 1.8%average. Further, a 1.6% vacancyrate is well below the Real Estate Institute of Australia’s healthy benchmark of 3.0%, suggesting quicker occupancy of rental homes in Tumbarumba¥. This is a conducive environment for investors, even if the median house sales price (thus, entry price) has increased in the past 12months toQ4 2025.

RENTAL VACANCY RATES 2025

Tumbarumba¥

PROJECT DEVELOPMENT MAP 2020-2026 ₳

TUMBARUMBA

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REFERENCES

* Tumbarumba sales market data and key indicators encapsulates aggregate property market conditions within the postcode of 2653

** Estimated values are based on construction value provided by the relevant data authority and does not reflect commercial and/or re-sale value.

# 2025 encapsulates sales transactions for the 2025 full year (01/01/2025-31/12/2025).

€ Annual rental growth is a comparison between Q4 2024 (01/10/2024 – 31/12/2024) and Q4 2025 (01/10/2025 – 31/12/2025) house median rent figures.

¥ Tumbarumba rental market data encapsulates aggregate property conditions within the postcode of 2653.

§ Rental yields shown are as reported as of December 2025.

₳ Project development map showcases a sample of upcoming projects only, due to accuracy of addresses provided by the data provider for geocoding purposes.

£ Projects refers to the top developments within the postcode of 2653

µ Estimated value is the value of construction costs provided by relevant data authority, it does not reflect the project’s sale/commercial value.

ψ Commencement date quoted for each project is an approximate only, as provided by the relevant data authority, PRD does not hold any liability to the exact date.

Source: APM Pricefinder, Cordell Connect database, SQM Research, Esri ArcGIS.

Disclaimer: PRD does not give any warranty in relation to the accuracy of the information contained in this report. If you intend to rely upon the information contained herein, you must take note that the information, figures and projections have been provided by various sources and have not been verified by us. We have no belief one way or the other in relation to the accuracy of such information, figures and projections. PRD will not be liable for any loss or damage resulting from any statement, figure, calculation or any other information that you rely upon that is contained in the material.